• Rent Grace Period: No laws.
• Non-Payment of Rent: 5 days.^[1]
• Non-Compliance: 10 days to cure, 15 days to evict.^[2]
• Threat to Health and Safety: Immediate.^[3]
• Termination (Month-to-Month Lease): 30 days.^[4]
• Eviction Lawsuit: Forcible Entry and Detainer.^[5]

Utility Shutoff – If the landlord willfully fails to supply heat, running water, hot water, electric, gas, or other essential services, the tenant is excused from paying rent during the landlord’s noncompliance.^[6]

Changing the Locks – If a landlord wrongfully removes or excludes a tenant from their unit, the landlord is liable for up to twice the monthly rent or up to double the tenant’s actual damages, whichever is greater.^[7]

When filing a Forcible Entry and Detainer action, the landlord must obtain the requisite paperwork from the local court where the property resides. The following documents are designated for use in Oklahoma County.

Petition – Filed by the landlord when seeking to evict a tenant for non-payment or non-compliance with the lease.

Summons – Provided to the tenant to notify them that they must vacate the premises or appear in court to show cause why they should be permitted to stay.

Affidavit – A sworn statement made by the landlord attesting that they are owed a specific amount of money from the tenant.

Before filing for an eviction with the court, the landlord must first notify the tenant of the breach using one of the forms below:

• Immediate Notice to Quit (Violation according to § 132(C) and (D))
• 5-Day Notice to Quit (Non-Payment of Rent)
• 15-Day Notice to Quit (Non-Compliance)
• 30-Day Notice to Quit (Month-to-Month Tenancy)

If the tenant fails to comply within the requisite period of time, the landlord may move on to Step 2.

If the tenant has failed to comply with the notice within the requisite timeframe, the landlord may initiate the eviction process by filing a Forcible Entry and Detainer. The paperwork needed for this filing can be obtained from the local court where the property resides.

The filing fee for a Forcible Entry and Detainer in an Oklahoma district court is $85.^[8]

Next, the landlord must serve the Petition and Summons on the tenant. A local process server may be hired to perform this service. The landlord will need a record of the service, as well as copies of the initial notice sent to file with the court.

If the tenant does not respond to the Summons or the judge rules in the landlord’s favor, the landlord may ask the court for a Writ of Execution to authorize the sheriff to remove the tenant from the premises.